Seasonal Restaurant
For Sale
$300,000
6 School Street, Berwick, ME 03901
Commercial Sale, Berwick, ME
Property Size1,875 SF
Price / SF$160
Days on Market150
Property Features for 6 School Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
V/C
Lot features
Downtown
Standard status
Active
Size
1,875 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8780
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2002
Building materials
Vinyl Siding
Listing Agency:
RE/MAX Realty One · RE/MAX International
(207) 363-2497
Listed By:
Kirstin Fleming
(603) 422-3196
Added: Apr 16
Changed: Aug 19
Last Checked: Sep 12 at 3:06PM
MLS# 1658054
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering centers on an established seasonal restaurant business in Berwick, Maine. The operation serves ice cream, burgers, sandwiches, and related food items, with service running from April through the fall. The business has operated since 2002 and is associated with a 1,875-square-foot commercial property featuring vinyl siding, forced-air heat, central air, public water, and public sewer.
The business is located at 6 School Street in Berwick, providing a defined local setting for a food-service operation. The sale is for the business only, rather than the underlying real estate. Zoning is identified as V/C.
The business is located at 6 School Street in Berwick, providing a defined local setting for a food-service operation. The sale is for the business only, rather than the underlying real estate. Zoning is identified as V/C.
Key Highlights
- Established seasonal restaurant business operating since 2002
- Menu includes ice cream, burgers, sandwiches, and related food items
- Seasonal operating period runs from April through the fall
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,677
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$453,540
$453.5K
Cap Rate 7%
$323,957
$324.0K
Cap Rate 9%
$251,967
$252.0K
Market Conditions
NOI Build-Up for 1,875 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$33.8K $18.00/SF
− Vacancy
−$3.5K −$1.87/SF
EGI
$30.2K $16.13/SF
− OpEx
−$7.6K −$4.03/SF
NOI
$22.7K $12.09/SF
Area
York County, ME
Vacancy
10.41%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$453,540
Cap Rate 7%
$323,957
Cap Rate 9%
$251,967
Alternative Uses
Best Use
Specialty Retail
$324.0K
$283.5K – $378.0K
NOI $22,677 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$594.4K
$520.1K – $693.4K
NOI $41,606 @ 7.0% cap · market cap 13.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
25k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Cumberland Farms
Shops & Services
17,136 visits/mo
0.1 miles
Aroma Joe's
Dining
4,962 visits/mo
0.0 miles
Citizens Bank
Shops & Services
1,592 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
1,148 visits/mo
0.4 miles
Aroma Joe's
Dining
398 visits/mo
0.3 miles
Demographics for 03901, ME
7,937
Population
3,617
Households
2.2
Avg Household Size
40
Median Age
35%
College-Educated
96%
High-School Grad
37.5 sq mi
ZIP Area
212
Density / Sq Mi
$77,790
Median Household Income
$53,333
Median Earnings
$1,237
Median Rent
$331,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established food-service operation offering ice cream, burgers, and sandwiches from April through fall.
Where is this conventional restaurant located?
The property is located at 6 School Street Berwick, ME.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Established seasonal restaurant business operating since 2002; Menu includes ice cream, burgers, sandwiches, and related food items; Seasonal operating period runs from April through the fall
